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Portfolio demo · sample data captured Sep 24, 2026 · no live updates

Market · US metro

Austin, TX

TX · US

Typical home value (ZHVI)Observed

$424,339

as of

Evidence receipt

Metro

Data provided by Zillow

Short-term rental

28DData-quality grade D: Heavily modeled, aging, or incomplete inputs.

Rank #16

RestrictedScore capped due to restrictions

Long-term rental

43BData-quality grade B: Complete inputs with minor gaps or one modeled component.

Rank #438

Appreciation

30BData-quality grade B: Complete inputs with minor gaps or one modeled component.

Rank #828

Data-quality grade

How complete, fresh, and directly-sourced this score’s inputs are — not a judgment of the market itself.

AFull, fresh, directly-observed inputs.BComplete inputs with minor gaps or one modeled component.CUsable inputs with a modeled or aging component.DHeavily modeled, aging, or incomplete inputs.
data release published oldest critical input as of Sampleinput source checks recorded by Sample legal statusRestricted

△ Score capped in this release.

Legal information in the sample

Short-term rentals are restricted. Review the official jurisdiction-level rules.

Last verification recorded in this sample: Aug 27, 2026.

Official sources and jurisdiction dates →

Short-term rental contribution

Derived · methodology 1.3.0 · 0–100 score points

Modeled gross yield proxy 14.89 + Regulation friendliness 6.67 + Saturation (inverted) 6.57

28.13 before half-even rounding → 28 published.

Cap flag separate: ceiling 69. It did not reduce this factor sum.

Weights and source basis

Present base weights total 75%. Each effective weight equals its base weight divided by that total. Missing factors are unavailable, never zero.

Modeled gross yield proxy
Base 40%. Effective 53.33% × normalized 27.93 / 100 = 14.89 points. Measured yield: 5.5%.
Regulation friendliness
Base 20%. Effective 26.67% × normalized 25 / 100 = 6.67 points.
Demand growth (modeled)
Base 15%. No normalized factor recorded; its weight is redistributed over present factors.
Saturation (inverted)
Base 15%. Effective 20% × normalized 32.87 / 100 = 6.57 points.
Tourism (country, optional)
Base 10%. No normalized factor recorded; its weight is redistributed over present factors.

Yield population: multi-property operators. Source periods remain on the evidence receipts.

Long-term rental contribution

Derived · methodology 1.3.0 · 0–100 score points

Gross rent yield 8.38 + Job growth 19.94 + Population growth 11.76 + Property-tax drag (inverted) 2.98

43.07 before half-even rounding → 43 published.

Weights and source basis

Present base weights total 85%. Each effective weight equals its base weight divided by that total. Missing factors are unavailable, never zero.

Gross rent yield
Base 45%. Effective 52.94% × normalized 15.83 / 100 = 8.38 points. Measured yield: 4.7%.
Job growth
Base 20%. Effective 23.53% × normalized 84.74 / 100 = 19.94 points.
Landlord friendliness
Base 15%. No normalized factor recorded; its weight is redistributed over present factors.
Population growth
Base 10%. Effective 11.76% × normalized 100 / 100 = 11.76 points.
Property-tax drag (inverted)
Base 10%. Effective 11.76% × normalized 25.35 / 100 = 2.98 points.

Appreciation contribution

Derived · methodology 1.3.0 · 0–100 score points

1-yr price momentum 0 + 5-yr price CAGR 0 + Inventory tightness 5.12 + Affordability headroom 12.46 + Job growth 12.58

30.16 before half-even rounding → 30 published.

Weights and source basis

Present base weights total 100%. Each effective weight equals its base weight divided by that total. Missing factors are unavailable, never zero.

1-yr price momentum
Base 25%. Effective 25% × normalized 0 / 100 = 0 points.
5-yr price CAGR
Base 20%. Effective 20% × normalized 0 / 100 = 0 points.
Inventory tightness
Base 20%. Effective 20% × normalized 25.59 / 100 = 5.12 points.
Affordability headroom
Base 20%. Effective 20% × normalized 62.29 / 100 = 12.46 points.
Job growth
Base 15%. Effective 15% × normalized 83.88 / 100 = 12.58 points.

Scores use their published cohort and methodology. Historical score and formula comparison is unavailable.

Metro footprint · fitted to view

Census 2025 CBSA boundary · regional geography, not a parcel boundary.

Neighborhoods

No neighborhood profiles are in this sample for this market.

Show the math — Short-term rental

Sub-score breakdown

Every factor below carries its base weight, its normalized 0–100 value, and the raw pinned inputs it was computed from. Effective weights are renormalized over present factors, as shown in the contribution explanation above.

Score capped due to restrictions

Modeled gross yield proxyDerived

Base weight 40%

5.5%28

Average daily rate (multi-property operators): $259 · modeled · as of Jun 22, 2026Modeled occupancy (multi-property operators): 24.8% · modeled · as of Jun 22, 2026Typical home value (ZHVI): $424,339 · observed · as of Jul 31, 2026

Regulation friendlinessCurated

Base weight 20%

25

Computed from the regulation badge this release’s score run captured — the sample research badge may differ (see the regulation card below for its recorded date).

Restricted

Saturation (inverted)Derived

Base weight 15%

33

Multi-property operator listings: 4,639 · observed · as of Jun 22, 2026Population: 2,426,592 people · observed · as of Dec 31, 2024

Show the math — Long-term rental

Sub-score breakdown

Every factor below carries its base weight, its normalized 0–100 value, and the raw pinned inputs it was computed from. Effective weights are renormalized over present factors, as shown in the contribution explanation above.

Gross rent yieldDerived

Base weight 45%

4.7%16

Typical asking rent (ZORI): $1,647/mo · observed · as of Jul 31, 2026Typical home value (ZHVI): $424,339 · observed · as of Jul 31, 2026

Job growthDerived

Base weight 20%

85

Job growth (YoY): 1.6% · derived · as of Jul 31, 2026

Population growthDerived

Base weight 10%

100

Population growth (YoY): 2.1% · derived · as of Jul 1, 2025

Property-tax drag (inverted)Derived

Base weight 10%

25

Property-tax drag: 1.5% · derived · as of Dec 31, 2024

Show the math — Appreciation

Sub-score breakdown

Every factor below carries its base weight, its normalized 0–100 value, and the raw pinned inputs it was computed from. Effective weights are renormalized over present factors, as shown in the contribution explanation above.

1-yr price momentumDerived

Base weight 25%

0

1-yr price momentum (ZHVI YoY): -5.2% · derived · as of Jul 31, 2026

5-yr price CAGRDerived

Base weight 20%

0

5-yr price CAGR (ZHVI): -2.5% · derived · as of Jul 31, 2026

Inventory tightnessDerived

Base weight 20%

26

For-sale inventory: 15,228 · observed · as of Jul 31, 2026Housing units: 1,042,843 · observed · as of Dec 31, 2024Median days to pending: 48 days · observed · as of Jul 31, 2026

Affordability headroomDerived

Base weight 20%

62

Typical home value (ZHVI): $424,339 · observed · as of Jul 31, 2026Median household income: $100,431 · observed · as of Dec 31, 2024

Job growthDerived

Base weight 15%

84

Job growth (YoY): 1.6% · derived · as of Jul 31, 2026

Sample profile from a frozen AriolView data snapshot. Figures are historical and do not update automatically.

Receipts

Observed, modeled, derived, curated or estimated — every value keeps its type, source, scope and date.

Market Passport · 01

Price and liquidity

FHFA and Zillow price signals differ by more than 5 percentage points. They use different source series and should be read as separate context, not averaged together.

Typical home value (ZHVI)Observed

$424,339

as of

Evidence receipt

Metro

Data provided by Zillow

1-yr price momentum (ZHVI YoY)Derived

-5.2%

as of

Evidence receipt

Metro

Data provided by Zillow

5-yr price CAGR (ZHVI)Derived

-2.5%

as of

Evidence receipt

Metro

Data provided by Zillow

House price index (FHFA, all-transactions)Observed

506.3 (1995 Q1 = 100)

as of

Evidence receipt

Metro

FHFA House Price Index (all-transactions, NSA)

1-yr price momentum (FHFA)Derived

0.3%

as of

Evidence receipt

Metro

FHFA House Price Index (all-transactions, NSA)

5-yr price CAGR (FHFA)Derived

2.9%

as of

Evidence receipt

Metro

FHFA House Price Index (all-transactions, NSA)

For-sale inventoryObserved

15,228

as of

Evidence receipt

Metro

Data provided by Zillow

Median days to pendingObserved

48 days

as of

Evidence receipt

Metro

Data provided by Zillow

12 values unavailable · show reasons

zhvi typical home value, bottom tier

Not available in this release.

zhvi typical home value, top tier

Not available in this release.

zhvi typical home value, studio

Not available in this release.

zhvi typical home value, 1 bedroom

Not available in this release.

zhvi typical home value, 2 bedrooms

Not available in this release.

zhvi typical home value, 3 bedrooms

Not available in this release.

zhvi typical home value, 4 bedrooms

Not available in this release.

zhvi typical home value, 5+ bedrooms

Not available in this release.

new listings count

Not available in this release.

listings price cut share pct

Not available in this release.

median sale to list ratio

Not available in this release.

sales count

Not available in this release.

Market Passport · 02

Rental economics

Typical asking rent (ZORI)Observed

$1,647/mo

as of

Evidence receipt

Metro

Data provided by Zillow

Median gross rent (ACS)Observed

$1,726/mo

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Vacancy rateDerived

5.1%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Renter shareDerived

41.7%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Modeled average daily rateModeled

$234

as of

Evidence receipt

Metro

Inside Airbnb

Modeled occupancyModeled

36.4%

as of

Evidence receipt

Metro

Inside Airbnb

Active short-term-rental listingsObserved

9,354

as of

Evidence receipt

Metro

Inside Airbnb

STR reviews per monthModeled

14,645.6/mo

as of

Evidence receipt

Metro

Inside Airbnb

ADR sample sizeDerived

8,548

as of

Evidence receipt

Metro

Inside Airbnb

10 values unavailable · show reasons

hud fmr monthly rent, studio

Not available in this release.

hud fmr monthly rent, 1 bedroom

Not available in this release.

hud fmr monthly rent, 2 bedrooms

Not available in this release.

hud fmr monthly rent, 3 bedrooms

Not available in this release.

hud fmr monthly rent, 4 bedrooms

Not available in this release.

str review velocity growth

Not available in this release.

platform guest nights

Not available in this release.

platform stays

Not available in this release.

platform nights rented

Not available in this release.

platform guest nights yoy pct

Not available in this release.

Market Passport · 03

Demand engine

Population (Census estimate)Observed

2,620,945 people

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

Population growth (YoY)Derived

2.1%

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

Domestic migration rate (per 1,000)Derived

7.6 per 1,000

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

Domestic migrationObserved

19,860 people

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

International migrationObserved

17,457 people

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

Natural changeObserved

16,621 people

as of

Evidence receipt

Metro

U.S. Census Bureau, Population Estimates Program

Net migration (returns)Derived

13,431

as of

Evidence receipt

County aggregate

IRS Statistics of Income, Migration Data

Net migration (individuals)Derived

17,007

as of

Evidence receipt

County aggregate

IRS Statistics of Income, Migration Data

Net migration (AGI)Derived

$1,444,055,000

as of

Evidence receipt

County aggregate

IRS Statistics of Income, Migration Data

Inbound AGI per returnDerived

$95,875

as of

Evidence receipt

County aggregate

IRS Statistics of Income, Migration Data

Outbound AGI per returnDerived

$94,228

as of

Evidence receipt

County aggregate

IRS Statistics of Income, Migration Data

Average annual pay (QCEW)Observed

$93,037

as of

Evidence receipt

Metro

U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages

Scope note: QCEW annual area C1242 did not publish usable private-sector industry detail for this metric.

Pay growth (YoY)Observed

4.4%

as of

Evidence receipt

Metro

U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages

Scope note: QCEW annual area C1242 did not publish usable private-sector industry detail for this metric.

Covered employment (QCEW)Observed

1,306,122

as of

Evidence receipt

Metro

U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages

Scope note: QCEW annual area C1242 did not publish usable private-sector industry detail for this metric.

Job growth (YoY)Derived

1.6%

as of

Evidence receipt

Metro

U.S. Bureau of Labor Statistics

5 values unavailable · show reasons

qcew industry hhi

Not available in this release.

qcew top sector share pct

Not available in this release.

qcew top sector code

Not available in this release.

tourism arrivals country

Not available in this release.

tourism arrivals yoy pct

Not available in this release.

Market Passport · 04

Future supply

Units authorized (annual)Observed

27,322

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Units authorized (annual), 1-unitObserved

14,810

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Units authorized (annual), 2–4 unitsObserved

763

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Units authorized (annual), 5+ unitsObserved

11,749

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Units authorized (trailing 12 months)Derived

24,417

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Units authorized per 1,000 housing unitsDerived

26.2 per 1,000

as of

Evidence receipt

County aggregate

U.S. Census Bureau, Building Permits Survey

Median year builtObserved

2002

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, studioDerived

3.8%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, 1 bedroomDerived

15.8%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, 2 bedroomsDerived

19.8%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, 3 bedroomsDerived

35.5%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, 4 bedroomsDerived

20.9%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Units by bedrooms, 5+ bedroomsDerived

4.1%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Market Passport · 05

Ownership costs

Property-tax dragDerived

1.5%

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

Median real-estate taxesObserved

$7,140/yr

as of

Evidence receipt

Metro

U.S. Census Bureau, American Community Survey

1 values unavailable · show reasons

Insurance cost

Not available — No public market-level insurance-cost dataset exists.

Market Passport · 06

Risk

FEMA National Risk Index values are modeled county aggregates and are not suitable for site-specific or individual-level decisions.

10 values unavailable · show reasons

nri eal building ratio

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio rfld

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio cfld

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio hrcn

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio wfir

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio trnd

Not available — FEMA National Risk Index not available (artifact pending).

nri eal building ratio erqk

Not available — FEMA National Risk Index not available (artifact pending).

nri sovi score

Not available — FEMA National Risk Index not available (artifact pending).

nri resl score

Not available — FEMA National Risk Index not available (artifact pending).

qcew industry hhi

Not available in this release.

Price & rent history

Trends

Typical home value (ZHVI)

Observedlast sample point Jul 31, 2026

Typical home value (ZHVI) trend, 36 periods from Aug 31, 2023 to Jul 31, 2026, last sample point $424,339. Key points are keyboard-focusable for their exact value; the full series is also in the table below.
Aug 31, 2023
View as table
Typical home value (ZHVI) history, 36 periods
Period endValue
Aug 31, 2023$496,280
Sep 30, 2023$493,950
Oct 31, 2023$491,172
Nov 30, 2023$488,056
Dec 31, 2023$484,937
Jan 31, 2024$482,397
Feb 29, 2024$480,621
Mar 31, 2024$480,028
Apr 30, 2024$479,977
May 31, 2024$479,250
Jun 30, 2024$477,322
Jul 31, 2024$474,961
Aug 31, 2024$472,999
Sep 30, 2024$472,050
Oct 31, 2024$471,270
Nov 30, 2024$470,339
Dec 31, 2024$468,685
Jan 31, 2025$466,489
Feb 28, 2025$464,154
Mar 31, 2025$461,359
Apr 30, 2025$458,426
May 31, 2025$454,949
Jun 30, 2025$451,222
Jul 31, 2025$447,732
Aug 31, 2025$445,343
Sep 30, 2025$444,031
Oct 31, 2025$443,073
Nov 30, 2025$441,889
Dec 31, 2025$440,452
Jan 31, 2026$438,702
Feb 28, 2026$436,645
Mar 31, 2026$433,932
Apr 30, 2026$430,885
May 31, 2026$427,854
Jun 30, 2026$425,463
Jul 31, 2026$424,339

Typical asking rent (ZORI)

Observedlast sample point Jul 31, 2026

Typical asking rent (ZORI) trend, 36 periods from Aug 31, 2023 to Jul 31, 2026, last sample point $1,647/mo. Key points are keyboard-focusable for their exact value; the full series is also in the table below.
Aug 31, 2023
View as table
Typical asking rent (ZORI) history, 36 periods
Period endValue
Aug 31, 2023$1,777/mo
Sep 30, 2023$1,768/mo
Oct 31, 2023$1,765/mo
Nov 30, 2023$1,766/mo
Dec 31, 2023$1,767/mo
Jan 31, 2024$1,761/mo
Feb 29, 2024$1,752/mo
Mar 31, 2024$1,743/mo
Apr 30, 2024$1,738/mo
May 31, 2024$1,733/mo
Jun 30, 2024$1,728/mo
Jul 31, 2024$1,720/mo
Aug 31, 2024$1,713/mo
Sep 30, 2024$1,709/mo
Oct 31, 2024$1,702/mo
Nov 30, 2024$1,697/mo
Dec 31, 2024$1,692/mo
Jan 31, 2025$1,689/mo
Feb 28, 2025$1,685/mo
Mar 31, 2025$1,682/mo
Apr 30, 2025$1,678/mo
May 31, 2025$1,676/mo
Jun 30, 2025$1,669/mo
Jul 31, 2025$1,660/mo
Aug 31, 2025$1,659/mo
Sep 30, 2025$1,656/mo
Oct 31, 2025$1,654/mo
Nov 30, 2025$1,649/mo
Dec 31, 2025$1,644/mo
Jan 31, 2026$1,640/mo
Feb 28, 2026$1,639/mo
Mar 31, 2026$1,638/mo
Apr 30, 2026$1,637/mo
May 31, 2026$1,636/mo
Jun 30, 2026$1,640/mo
Jul 31, 2026$1,647/mo

Short-term rental

STR market data

Operating short-term listingsObserved

7,878

as of
Active short-term-rental listingsObserved

9,354

as of
STR reviews per monthModeled

14,645.6/mo

as of
ADR sample sizeDerived

8,548

as of

Who is renting here

A split by operator, not by platform — Inside Airbnb is the only short-term-rental supply source behind these figures. Occupancy is modeled from reviews in the trailing twelve months, never observed. This market's STR score is scored on multi-property operators.

Multi-property operators

Modeled

Whole homes whose host runs two or more of them in this market.

Listings
4,639
Average daily rate
$259
Modeled occupancy
24.8%
as of

Single-property hosts

Modeled

Whole homes whose host runs exactly one here.

Listings
3,239
Average daily rate
$257
Modeled occupancy
21.9%
as of

A further 1,340 whole-home listings require stays of 28 nights or more and are excluded from every figure above. They are monthly rentals, priced as monthly rentals, and counting them understates this market’s short-term rates.

Regulation

Short-term-rental regulation status

This badge records the legal research included in the frozen sample. A U.S. STR score may use the badge captured at its scoring release; see “show the math” for the badge used in that score. Check official sources before acting.

Restrictedlast verification in sample

v1 mixed proxy: mixed if two jurisdictions' current candidates differ by ≥2 steps on banned>restricted>permit_required>friendly; else the stricter. Proposed facts are recorded, not current-state. Current: Austin (municipality) restricted license_transfer; Austin (municipality) restricted operating_restrictions; Austin (municipality) restricted local_contact; Austin (municipality) permit_required jurisdiction_exception; Austin (municipality) permit_required tax; Austin (municipality) restricted platform_regulation; Austin (municipality) permit_required operator_eligibility; Austin (municipality) restricted density_cap; Austin (municipality) permit_required zoning; Austin (municipality) permit_required licensing; Austin (municipality) permit_required definition. Proposals: none. Excluded scope-mismatched facts: none. Active coverage blockers: none.

Austin

Municipality · Definition · Permit Required

Austin defines short-term rentals as residences rented for less than 30 consecutive days and regulates them by city ordinance.

verified Official source →

Austin

Municipality · Licensing · Permit Required

STR owners and operators in Austin must hold a city operating license; unlicensed advertising and operation are prohibited.

verified Official source →

Austin

Municipality · Zoning · Permit Required

In February 2025, Council made STRs an accessory use to all residential uses in all zoning districts if a valid operating license is held.

verified Official source →

Austin

Municipality · Density Cap · Restricted

October 2025 operator caps limit how many STR units a person may run on single-family, mixed-use, and multi-family sites.

verified Official source →

Austin

Municipality · Operator Eligibility · Permit Required

Tenants may operate STRs with landlord permission; certificate of occupancy and insurance proof are no longer required.

verified Official source →

Austin

Municipality · Platform Regulation · Restricted

Online STR platforms must display licenses and remove unlicensed listings on city request as of July 1, 2026.

verified Official source →

Austin

Municipality · Tax · Permit Required

Full-purpose STRs must collect and report Hotel Occupancy Tax; platforms collect HOT as of April 1, 2025.

verified Official source →

Austin

Municipality · Jurisdiction Exception · Permit Required

Limited-purpose STRs need a license but not City of Austin HOT; ETJ STRs need neither city license nor local HOT.

verified Official source →

Austin

Municipality · Local Contact · Restricted

A local contact in the Austin Metro Area must be able to respond within two hours; neighbors within 100 feet are notified at issuance and renewal.

verified Official source →

Austin

Municipality · Operating Restrictions · Restricted

Licensees must post a renter information packet and follow city noise limits; guests and operators cannot use excessive sound equipment.

verified Official source →

Austin

Municipality · License Transfer · Restricted

STR operating licenses are non-transferable; a new license application is required.

verified Official source →
page reflects data release published